Am I correct in assuming that the fact that my conveyancer in Mere is not identified on my lender's solicitor panel that there is a problem with the quality of his conveyancing?
That is most likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Mere conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
I am mortgaging my property in Mere, does my lawyer have to be on the Co-operative Solicitor panel?
There is nothing to stop you using your solicitor, but Co-operative will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Should my lawyer be making enquiries concerning flooding during the conveyancing in Mere.
The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Mere. There are those who acquire a property in Mere, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, but there are a numerous checks that can be undertaken by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Mere. The standard completed inquiry forms supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the vendor to find out whether the premises has suffered from flooding. In the event that flooding has previously occurred which is not notified by the seller, then a purchaser may issue a claim for damages stemming from an incorrect response. The purchaser’s solicitors will also carry out an enviro report. This will indicate if there is any known flood risk. If so, additional inquiries should be conducted.
I have been on the look out for a flat up to £305k and identified one close by in Mere I like with amenity areas and railway links in the vicinity, the downside is that it's only got 52 years on the lease. I can't really find anything else in Mere for this price, so just wondered if I would be making a mistake buying a short lease?
Should you require a mortgage the remaining unexpired lease term will be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of twenty four months you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.
What tools are available to locate a Mere solicitor on the Birmingham Midshires conveyancing panel? I have wheels and am willing to travel upto 20miles to meet the solicitor.
Feel free to make use of the search on this website. Please select a bank and your location and you will see a number of Mere conveyancing lawyers based on proximity. We have listed some Mere conveyancing firms towards the end of this page and you can telephone them to see whether they are on the Birmingham Midshires approved list
Is there a difference between surveying and conveyancing in Mere?
Conveyancing - in Mere or elsewhere - is the legal term given to transferring legal title of property from one person to another. It involves the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re intending to buy and will help you discover the condition of the building and, if there are problems, give you a powerful reason for negotiating the purchase price down or asking the vendor to remedy the defects before you complete your move.